Local zoning · Long Beach

Long Beach — Nonconforming Uses

Q: Who decides if a nonconforming use has been abandoned or is a nuisance?

Abandonment is measured by the one‑year standard in § 21.15.030 ; if a use is found to be operated as a nuisance or blight, the Planning Commission (with appeal to City Council) can revoke nonconforming rights following the revocation procedures in Chapter 21.21; see § 21.27.050.C .

Q: If I want to change a nonconforming commercial use to a different nonconforming use, what is required?

You will likely need an Administrative Use Permit ; the ordinance requires a special building inspection and findings that the change is necessary to avoid undue hardship or will be beneficial to the neighborhood, per § 21.27.070.B .

Nonconforming Uses under the Long Beach local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page explains how the City of Long Beach regulates nonconforming uses, nonconforming structures, and nonconforming parking under the local Zoning Regulations (Title 21). It summarizes the key rules for continuation, repair, expansion, abandonment, change-of-use, and parking rights, and then shows how those rules interact with the City’s common zoning districts (residential, commercial, industrial and Planned Development). For the full ordinance text, see the cited municipal code sections below. Verify with the jurisdiction for parcel‑specific determinations.

Key internal resources mentioned on this page: Long Beach Zoning & Planning (overview), the City’s Zoning rules (Zoning), the Development Standards tables (Development Standards), parking rules (Parking), design review (Design Review), overlay districts (Overlay Districts), ADU treatment (ADUs), and the state California Building Standards Code (California Building Standards Code).

What the Long Beach ordinance requires (core rules)

Continuation: Legally established nonconforming uses/structures may continue so long as they are not a nuisance or blight and are maintained in compliance with the code. See § 21.27.020.
Maintenance & repair: Ordinary maintenance and repairs to nonconforming buildings are allowed; all properties remain subject to property‑maintenance and substandard‑buildings laws. See § 21.27.040.
Abandonment / loss of rights: Nonconforming rights are lost if the use is abandoned for one (1) year or if the structure is demolished, except for limited exceptions (historic landmark, etc.). The ordinance defines “abandoned” in § 21.15.030 and sets the one‑year rule in § 21.27.050.
Expansion: A nonconforming use or structure generally may not be expanded so as to increase its nonconformity. Limited exceptions and caps exist (e.g., residential additions limited to 250 sq. ft. per unit after July 1, 1989). See § 21.27.060.
Change of use: A nonconforming use may change to a conforming use or, in limited circumstances, to another nonconforming use with an Administrative Use Permit; nonconforming nonresidential uses may be changed to a CNP (neighborhood pedestrian) permitted use. See § 21.27.070.
Nonconforming parking rights: The Director bases nonconforming parking rights on the most intense legally established use that existed on the site (so a prior, higher‑parking‑demand use preserves rights). See § 21.27.080.
Restoration after damage: A building with a nonconforming use may be repaired/rebuilt to the previous area/footprint after catastrophic damage provided repairs start within one year; adding floor area during restoration ends nonconforming status. See § 21.27.090.
Historic exemptions: City‑designated historic landmarks or contributing buildings in a landmark district have special exemptions to several nonconforming restrictions; work still requires a Certificate of Appropriateness. See § 21.27.130.
Special amortization/retirement: The City may adopt special regulations to retire or amortize particular nonconforming uses (for example, adult entertainment or open commercial storage) — see § 21.27.110 and related chapters for topic‑specific rules.

District-by-district breakdown (how nonconforming rules play out by district)

Below are the Long Beach districts most commonly involved in nonconforming questions. Each subsection gives the district purpose, typical permitted uses, key dimensional standards (from the City's development tables), and where the district is applied in the City’s zoning map. Numeric standards and use permissions are drawn from the Zoning Regulations’ tables and are cited directly.

Note: Always cross-check your parcel's zoning map and the applicable overlay districts; see the City’s Zoning page and Overlay Districts page for map detail.

R-1 (single‑family residential — variants: R-1‑S, R-1‑M, R-1‑N, R-1‑L, R-1‑T)

Purpose: Preserve single‑family neighborhoods with different lot-size/character subcategories. See Table 31‑2A and chapter on residential standards; setbacks and lot standards are in § 21.31.
Typical uses: Single‑family dwellings, accessory uses; ADUs allowed subject to ADU rules. See Table 31‑1 and ADU provisions.
Key dimensional examples (from Table 31‑2A):
- R-1‑S: Minimum lot area 2,400 sq ft, minimum lot width 30 ft, front setback 8 ft (average may apply), max height 24 ft / 28 ft (two measurements), usable private open space 6% of lot, FAR 1.2. See Table 31‑2A and § 21.31.215 for averaging rules.
- R-1‑N / R-1‑L: larger lot/height/coverage standards as shown in Table 31‑2A.
Where it applies: Predominant single‑family neighborhoods; mapped on the City zoning map. See the City Zoning resource.

R-2 (duplex / small multi‑family — variants: R-2‑S, R-2‑I, R-2‑N, R-2‑A, R-2‑L)

Purpose: Allow two‑unit and small multi‑unit residential forms with specific lot/height variations. See § 21.31 and Table 31‑2A.
Typical uses: Duplexes, courtyard apartments, accessory units (ADUs) where allowed. See Table 31‑1.
Key dimensional examples (Table 31‑2A): R-2‑S permits 2 units per lot, min lot area per unit 1,200 sq ft, min lot width 40 ft, front setback 15 ft (average rules may apply), max height 24 ft / 28 ft, FAR 1.3.

R-3 (multi‑family residential)

Purpose: Moderate-density multi‑family housing (townhouses, small apartment buildings). See Table 31‑2A and density rules in § 21.31 (and Table 31‑2B for R‑3‑T).
Typical uses: Multi‑family dwellings, accessory uses, limited commercial where allowed by overlay. See Table 31‑1.
Key dimensional examples: R‑3 subtypes show minimum lot widths, setbacks, and height limits (e.g., 25 ft front setback, typical max height 25–28 ft, density per Table 31‑2B).

Commercial districts (example: CNP = Neighborhood Pedestrian; community/regional series CCA/CCP/CCR/CCN)

Purpose: Provide areas for neighborhood retail and services (CNP) up to community/regional commercial centers; development standards vary by commercial category. See Table 32‑1 and development standards Table 32‑2/32‑2A.
Typical uses: Retail, restaurants, personal services; some uses are permitted by right (Y), conditional (C), accessory (A) or by Administrative Use Permit (AP) — see Table 32‑1 for exact permissions (e.g., alcoholic beverage sales often require CUP depending on distance to residential).
Key dimensional examples (Table 32‑2 / 32‑2A): minimum lot sizes, front setbacks (0–30 ft by subzone), and max building heights (28–38 ft depending on subzone). Residential uses within commercial zones take density/standards from the corresponding residential zone (e.g., “Residential uses in CNR same as R‑3‑T”).

Industrial districts (IL, IM, IG, IP)

Purpose: Concentrate manufacturing, distribution, and heavy commercial uses with performance standards to protect health and safety. See Industrial uses table (Table 33‑2) and performance standards in § 21.33.090.
Typical uses: Warehousing, light manufacturing, recycling centers (conditional), utilities. See Table 33‑2 for permitted/conditional lists.
Key dimensional/performance: Industrial districts are subject to noise, hours, light/shielding, and containment standards in § 21.33.090; lot‑by‑lot development standards vary by industrial subzone (see Table 33‑2 and Chapter 21.33).

Planned Development ( PD / PUD )

Purpose: Provide flexible, site‑specific regulations where mixed uses, special design guidelines and unique standards are needed. The PD district is intended to permit compatible mixes, business parks, and a variety of housing styles per § 21.37.110.
Typical uses: Mixed residential/commercial projects, master‑planned neighborhoods, larger redevelopment. See Chapter 21.37 and Table 31‑8 (PUD standards) for setbacks, open space, FAR and parking rules.
Key dimensional examples: PUD standards specify front/interior setbacks (e.g., front yard 6 ft from private common street), minimum unit size 1,200 sq ft, common open space 15%, and site‑specific FAR set in Table 31‑8. See § 21.37.110 and Table 31‑8.

Quick reference table — Most decision‑relevant items for nonconforming cases

Topic	Rule or outcome	Code Reference
Continuation of legal nonconformity	Allowed if not a nuisance/blight	§ 21.27.020
Abandonment period	Loss of rights after 1 year of non‑use or demolition	§ 21.15.030, § 21.27.050
Repair after catastrophe	May rebuild to previous footprint if work starts within 1 year; added floor area ends nonconforming status	§ 21.27.090
Expansion limits — residential	Max +250 sq ft per unit cumulative after 7/1/1989 without new parking	§ 21.27.060.C.1–3
Change of nonresidential use	May change to CNP use or to other nonconforming use with AUP and inspections	§ 21.27.070
Nonconforming parking rights	Based on highest‑parking historic lawful use; rights do not transfer between buildings	§ 21.27.080
Residential setbacks/coverage examples	See Table 31‑2A (R‑1/R‑2/R‑3 specific numeric standards)	Table 31‑2A / § 21.31

How these rules affect common scenarios (practical guidance)

If a long‑standing commercial tenant wants to change the business in a building that is now nonconforming, the owner should first confirm whether the building was abandoned (12 months), then determine whether the proposed new use is conforming, a CNP permitted use, or would require an Administrative Use Permit under § 21.27.070; if the new use needs more parking, the owner must add parking equal to the net increase in parking demand, with exceptions noted in parking chapters.
If a homeowner in an R‑1 district wants to add a small addition to a nonconforming duplex or multiunit building, the rule limiting residential expansion to 250 sq ft per unit applies; beyond that the addition triggers additional parking obligations and conformity to current development standards. See § 21.27.060.C and the Development Standards in Table 31‑2A.
If a nonconforming sign/billboard is catastrophically damaged it may not be replaced in situ as a nonconforming use; replacement generally requires relocation to a conforming site or full compliance with Chapter 21.54. See the billboard replacement rules in § 21.54.450.
For ADUs: Where an accessory dwelling would sit inside or attach to an existing nonconforming structure or where setbacks are nonconforming, Long Beach allows conversion of existing permitted structures to ADUs provided any new construction complies with setbacks and ADU development standards; see the ADU rules and the Long Beach ADU provisions (Chapter 21.51.276). Link to Long Beach ADU guidance.

Checklist (what an applicant must satisfy when dealing with a nonconforming building/use)

Verify whether the use/structure is a legally established nonconformity (not illegal). See § 21.27.030.
Confirm the site has not been “abandoned” for 1 year (or demolished). See § 21.15.030 and § 21.27.050.
Determine whether proposed work is maintenance, restoration after damage, expansion, or change of use — different rules apply under § 21.27.040, § 21.27.090, § 21.27.060, § 21.27.070.
If changing to a different nonconforming use, prepare for an Administrative Use Permit application and any required special building inspection. See § 21.27.070.B.
Check nonconforming parking rights and whether additional parking is required; consult Chapter 21.41 standards and § 21.27.080. Link to City Parking page.
If the property is a designated historic landmark, obtain a Certificate of Appropriateness from the Cultural Heritage Commission where required. See § 21.27.130.
If a structure will be demolished/rebuilt, plan to bring it into conformance with current zoning, including the certified Local Coastal Program where applicable. See § 21.27.055.

Risks & Ambiguities

Issue	Why it matters	What to verify
Abandonment timing (1 year)	Loss of nonconforming rights if the use is unused for one year; re‑establishing rights is limited	Verify continuous operation history and business license status; check § 21.15.030 and § 21.27.050.
Parking rights provenance	Parking credits are tied to the historically most intense lawful use — can lock in or deny rights	Confirm historic use that established the parking baseline; see § 21.27.080 and Chapter 21.41.
Restoration vs. expansion	Restoration after catastrophic damage can preserve nonconforming status, but added GFA ends it	Confirm whether proposed work adds floor area; see § 21.27.090.
Historic property exemptions	Historic status can exempt certain nonconforming restrictions but requires certificate approval	Check Cultural Heritage Commission records and Certificate of Appropriateness requirements; see § 21.27.130.
District‑specific numeric standards	Tables contain several subzone variants (e.g., R‑1‑S vs R‑1‑L) — using the wrong row causes noncompliance	Verify exact zoning subcategory on the City zoning map and use the matching Table 31‑2A row (see § 21.31 and Table 31‑2A).
Overlap with state ADU law	State ADU law constrains a local agency’s ability to require correction of some nonconforming conditions	For ADU projects, reconcile local nonconforming requirements with State ADU rules; see local ADU section and state guidance. Link to ADUs and California Building Standards Code.

Plain‑English summary

If your Long Beach property has a use or building that no longer matches today’s zoning, the City generally lets it keep operating so long as it hasn’t been abandoned for a year, isn’t a nuisance, and you don’t enlarge the nonconformity — there are specific rules for repairs, changes of use, parking rights, and historic buildings in Chapter 21.27 of the Zoning Regulations. Always check the exact zoning subdistrict and the applicable tables before planning work. See § 21.27.020–090.

Source References

Chapter 21.27 — Nonconformities (purpose, continuance, maintenance, abandonment, expansion, change of use, parking, restoration, special rules) — § 21.27.010 through § 21.27.130.
Definitions and abandonment — § 21.15.030 (definition of “Abandoned”) and related definitions in Chapter 21.15.
Residential Development Standards (Table 31‑2A; front/side/rear setbacks, lot area, height, lot coverage) — Table 31‑2A and related Sections in § 21.31.
Table 31‑1 — Uses in Residential Zones (what’s permitted in R‑1/R‑2/R‑3 etc.) — Table 31‑1.
Table 32‑1 / Table 32‑2 — Commercial use tables and commercial development standards (CNP, CNA, CNR, CCA, CCP, CCR, CCN).
Planned Development (PD / PUD) — Purpose and PUD standards § 21.37.110 and Table 31‑8.
Billboards / nonconforming signs — Chapter 21.54 (replacement and repair rules) § 21.54.430–450.
Long Beach ADU rules and conversion allowance for nonconforming setbacks — Chapter references and local ADU provisions (see Section on ADUs and § 21.51.276).

Internal pages referenced on this page (useful navigation):

Long Beach zoning & planning overview: /us/california/long-beach
Long Beach Zoning: /us/california/long-beach/zoning
Long Beach Land Use: /us/california/long-beach/land-use
Long Beach Development Standards: /us/california/long-beach/development-standards
Long Beach Parking: /us/california/long-beach/parking
Long Beach Design Review: /us/california/long-beach/design-review
Long Beach Overlay Districts: /us/california/long-beach/overlay-districts
Long Beach ADUs: /us/california/long-beach/adu
California Building Standards Code (Title 24): /us/california/building-codes

Sources

Retrieved passages

Long Beach Zoning Code (Section 21.15.030) High relevance
Long Beach Zoning Code (§ 5) High relevance
Long Beach Zoning Code (Section shall) High relevance
Long Beach Zoning Code (Chapter 21.21) High relevance
Long Beach Zoning Code (Chapter 21.21) High relevance
Long Beach Zoning Code (§ 15) High relevance
Long Beach Zoning Code (Title 8) High relevance
Long Beach Zoning Code (Section shall) High relevance
Long Beach Zoning Code (Section 21.15.1860.) Medium relevance
Long Beach Zoning Code Medium relevance
CBC § 66314 (§ 66314) Medium relevance
Long Beach Zoning Code (Chapter may) Medium relevance
Long Beach Zoning Code Medium relevance
Long Beach Zoning Code Medium relevance
Long Beach Zoning Code (§ 10) Medium relevance
Long Beach Zoning Code Medium relevance
Long Beach Zoning Code Medium relevance
Long Beach Zoning Code (Chapter 21.52.) Medium relevance
Long Beach Zoning Code (§ 1) Medium relevance
Long Beach Zoning Code (Section 21.52.260.) Medium relevance
Long Beach Zoning Code (Chapter 21.56) Medium relevance
Long Beach Zoning Code (§ 4) Medium relevance
CBC § 32 (Chapter 21.41) Medium relevance

Cited sections

Official Long Beach code library

Frequently asked questions

What is a nonconforming use in Long Beach?

A nonconforming use is a use or structure that was legally established but no longer complies with current zoning regulations; Long Beach governs them under Chapter 21.27 and defines abandonment, maintenance and related terms in Chapter 21.15 — see § 21.27.020 and § 21.15.030.

How long can a nonconforming use sit vacant before losing rights?

If a nonconforming use or the structure housing it is not used for one (1) year, the nonconforming rights are lost except for limited exceptions (e.g., historic landmark provisions); see § 21.15.030 and § 21.27.050.

Can I expand a nonconforming building in Long Beach?

Generally no — a nonconforming use or structure may not be expanded in a way that increases the nonconformity. Residential expansions are narrowly capped (for example, 250 sq ft per unit cumulative after July 1, 1989). See § 21.27.060 and Table 31‑2A for dimensional standards.

If a nonconforming storefront changes tenants, do I need extra parking?

If the new use requires more parking than the highest lawful historic use, the applicant must add parking equal to the net increase in parking demand unless an exception applies; see § 21.27.070.C and Chapter 21.41 (parking standards).

If a nonconforming building is damaged by fire, can I rebuild it as it was?

Yes — Long Beach allows restoration to the former area and footprint after catastrophic damage if repairs begin within one year; however, adding floor area during restoration will terminate the nonconforming status. See § 21.27.090.

Do historic designations change nonconforming rules?

Designated City landmarks and contributing buildings inside landmark districts are exempt from several restrictions (restoration, interior alterations to create bedrooms with nonconforming parking, and expansion) provided a Certificate of Appropriateness is obtained from the Cultural Heritage Commission — see § 21.27.130.

What happens to parking credits if the building is demolished?

All nonconforming parking rights are lost if the principal building is demolished, with narrow exceptions for small residential buildings where a nonconforming garage survives; see § 21.27.050.B.

Can a nonconforming use be converted to an ADU or support an ADU?

ADU conversions from existing accessory structures may be allowed even where setbacks are nonconforming, provided any new construction complies with applicable setback and ADU standards; consult local ADU provisions and state law. See local ADU rules (Chapter 21.51.276) and Long Beach ADU guidance.

Who decides if a nonconforming use has been abandoned or is a nuisance?

Abandonment is measured by the one‑year standard in § 21.15.030; if a use is found to be operated as a nuisance or blight, the Planning Commission (with appeal to City Council) can revoke nonconforming rights following the revocation procedures in Chapter 21.21; see § 21.27.050.C.

If I want to change a nonconforming commercial use to a different nonconforming use, what is required?

You will likely need an Administrative Use Permit; the ordinance requires a special building inspection and findings that the change is necessary to avoid undue hardship or will be beneficial to the neighborhood, per § 21.27.070.B.

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